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#13-3637 December 5,2013 Page 5 Long Lake approval; however, at this time applicant is proposing the use of private wells to serve each home. Sewer Fees will be due to Long Lake, subject to the provisions of the Glendale Cove Sewer and Water Agreement of January 2012, which defines the applicant's properties as Category 3 Properties (see PC Exhibit L). The developer will be responsible for all utility construction and installation. In similar subdivisions involving developer-installed utilities, Orono has generally not collected a separate sewer or water connection charge. Because there is no easement for the existing municipal sewer in proposed Lots 1 and 2, an easement for said sewer line will become a plat requirement. Road Layout and Standards. The applicant is proposing a 50 foot wide corridor to create a new public road with a 100 foot cul-de-sac corridor which conforms to the requirements within the Subdivision Ordinance for a local public road. This is proposed as a public road rather than private primarily because of the density, which was the basis for Glendale Cove being public. The Code requires a 28 foot paved width for 3 to 10 homes which will have to be met (proposed plan shows only 25'). The cul-de-sac is proposed to have a 90 foot paved diameter, meeting the City standard of an 80' paved diameter. Applicant has expanded the cul-de-sac dedication to provide a platted corridor to the property to the immediate southeast for potential future road connection to serve that property. This would allow for a future through road from Willow to Watertown, providing more options for future development of the property to the southeast, and ultimately make for more efficient road maintenance. The developer will pay all costs of road construction and installation. The City Engineer has provided a number of comments regarding the proposed road and related utility improvements which the applicant is advised to review and address . Existing Buildin�s - The developer should be required to remove the existing buildings as a condition of final plat approval. Removal should occur prior to filing of the plat with Hennepin County. Narrow Outlot to Watertown Road. The existing driveway in proposed Outlot A should be removed, and that area reverted to grass and/or other vegetation. Future acquisition by an abutting neighbor would not be out of the question. Conservation Desi�n. The Conservation Design Report and Master Plan are attached as PC Exhibit C. A summary of the significant findings and recommendations is included in the November Planning Commission memo. The Conservation Design Master Plan addresses stormwater management; invasive species removal and management; diseased tree removal and replacement; protection of the tree stand northeast of the creek; and maintenance of ecological connections via preservation of wetlands and the northeast tree stand. The proposed lot layout would not appear to conflict with the Master Plan, as areas to be protected are not proposed to be developed.